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Buyers • Sellers • June 27, 2025

How to Start an LLC and Get a Short-Term Rental License in Panama City Beach, FL [2025 Guide]

by Danielle Kemp
Starting an LLC and vacation rental in Panama City Beach, FL

🏖️ How to Start an LLC & Get a Short-Term Rental License in Panama City Beach, FL

Are you ready to turn your Florida real estate goals into a legitimate, income-generating business? Whether you’re buying a beach condo, investing in short-term rentals, or launching a property management company — starting an LLC is step one.

Here’s your step-by-step guide for setting up an LLC in Florida and getting your short-term rental (STR) license in Panama City Beach or Bay County.

🔹 Step 1: Form Your Florida LLC

1. Search Your Business Name
Visit 👉 Sunbiz.org to check if your desired LLC name is available.

2. Apply for an EIN (Employer Identification Number)
This is your business tax ID from the IRS. Apply online at 👉 IRS.gov.
✅ Pro Tip: Save a PDF and request a mailed copy too.

3. Register Your LLC with the State of Florida
Use your EIN to file Articles of Organization on 👉 Sunbiz.org
💰 Fee: Approx. $160

4. Open a Business Bank Account
Keep your finances clean and tax-ready with a dedicated account.

5. (Recommended) Create an Operating Agreement
Florida doesn’t require this, but it helps with structure, especially if you expand or bring on partners later.

🧾 DBPR & Florida Licensing

If your LLC involves rentals or property management, you must register with:
🏛️ Florida Department of Business & Professional Regulation (DBPR)

💵 Florida Department of Revenue (DOR) Taxes

If you’re offering short-term stays, you must:

🏠 Bay County & PCB STR Licensing Requirements

If your property is located inside Panama City Beach city limits, you must:
✔️ Register your STR at 👉 pcbfl.gov STR Info
✔️ Pass an annual Fire Safety Inspection
✔️ Display your Certificate of Compliance inside the unit
✔️ Include your STR permit number in all advertising
🔎 Check city limit status 👉 here

📈 Tools to Estimate Rental Income

Short-Term Rental Projections:
🔹 AirDNA Airbnb Calculator

Long-Term Rental Rates:
🔹 Rentometer

🧰 Rental-Ready Tech & Hosting Tools

  • Install smart locks for safety & convenience

  • Create guest guidebooks with Wi-Fi info, rules, and local eats

💡 Marketing Tips for New Owners

  • Build a Google Business Profile to boost local searches

  • Hire a professional photographer and consider floor plans

  • Send post-stay review requests to boost your listing

  • Track income & expenses monthly — use a STR-savvy CPA!

🤝 Build Long-Term Local Connections

  • Join Facebook Groups like:

  • Build relationships with trusted vendors: cleaners, HVAC, handymen – or give me a call I am happy to share

  • Attend Chamber events and welcome center activities

👩‍💼 Author: Danielle “Dani” Kemp, REALTOR®

Licensed Real Estate Agent with Century 21 Ryan Realty
📍 Panama City Beach, Florida
📞 850-896-2487
🌐 nwfloridarealty.sites.c21.homes
🏡 Residential • Commercial • STR • Investment Properties

⚠️ Legal Disclaimer

This blog is for general informational purposes only and should not be considered legal, financial, or tax advice. Always consult with a licensed Real Estate Attorney, CPA, or qualified professional before making any legal or financial decisions. Buyers are responsible for verifying zoning, permitting, licensing, and HOA restrictions with the appropriate local authorities prior to purchasing any property. All information deemed reliable but not guaranteed. Subject to change. Equal Housing Opportunity.

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Buyers • June 26, 2025

Gulf Highlands Beach Resort Townhome For Sale – 206 White Sandy Drive, $309,900

by Danielle Kemp
206 White Sandy Drive Panama City Beach, FL 32407

Your Beachside Escape at Gulf Highlands Beach Resort

Welcome to your coastal getaway at 206 White Sandy Drive, a beautifully updated 2-bedroom, 2.5-bath waterfront townhome located in the highly desirable, gated Gulf Highlands Beach Resort. Whether you’re seeking a primary residence, vacation retreat, or investment opportunity, this gem offers comfort, convenience, and resort-style living all in one.

👉$309,900 Property Spotlight: 206 White Sandy Drive

$309,900 | 2 BED | 2.5 BATH | 1,044 SQFT | Price Reduced!

Take beachside living to the next level with this turnkey townhome in one of Panama City Beach’s most sought-after communities. Positioned near a convenient gate for quick access in and out, this unit is just steps from the sugar-white sands of the Gulf. Inside, you’ll find:

  • ✨ Open and airy floor plan
  • 🌊 Private canal-front backyard oasis
  • 📍 Upstairs en-suite bedroom with water-view balcony
  • ✅ Laundry area & half-bath on main floor
  • 🏦 New roof installed in 2019

👉 Rental Projections: $28,000 – $32,000 annually
👉 BOOKPCB.com
👉 Gulf Highlands – 206.Condo Projection Report – Century 21 Ryan Realty BookPCB.com
Optional Golf Cart Rentals: $50/day or $300/week
Golf cart sold separately!

Gulf Highlands Beach Resort HOA DOCS

👉 2025 Budget

👉 2025 Rules & Regs

👉 BY-LAWS

👉 Declaration of Covenants & Restrictions

👉 Gulf Highlands Beach Resort – Amenities

👉 Utility Information

👉 Gulf Highlands Beach Resort Map

🏞️ Resort Amenities at Gulf Highlands Beach Resort

Enjoy access to 11 community pools, including a Gulf-front pool, and a wide variety of amenities:

  • 🌊 Beach Pool (Gulf-front with tiki vibes)
  • 🏋️ Gym with treadmills, ellipticals & weights
  • 🎾 Tennis & Pickleball courts
  • 🎳 18-hole Mini Golf Course
  • 🏰 Shuffleboard courts
  • ☕ Beach House Restaurant: Perfect for breakfast, lunch, and seaside snacks
  • 🏦 Gated security with multiple entrances
  • 🚗 Golf-cart-friendly community streets

📍 Location Perks

Gulf Highlands is situated in the heart of Panama City Beach, just minutes from:

🍽️ Dining:

  • The Wicked Wheel
  • Pineapple Willy’s
  • Firefly
  • Saltwater Grill
  • Dee’s Hangout

🏚️ Entertainment:

  • Shipwreck Island Waterpark
  • WonderWorks
  • Ripley’s Believe It or Not!
  • Gulf World Marine Park

🌄 Nature & Parks:

  • Conservation Park
  • St. Andrews State Park
  • Russell-Fields Pier

🚊 Shopping & Services:

  • Walmart Supercenter
  • Target
  • Pier Park Shopping District
  • Local salons, boutiques & beach gear shops

📅 A Vacation Lifestyle, Every Day

Living at Gulf Highlands offers so much more than just a home—it’s a lifestyle. With convenient access to water sports, fine dining, and endless entertainment, every day feels like a vacation. Whether you’re kayaking in the Gulf, relaxing on the beach, or cruising around on your golf cart, you’ll love calling this community home.

👉 Century 21 Ryan Realty, Danielle Kemp 📞 850‑896‑2487

👉 Frank Dalotto – DSCR Loan Specialist

👉 Maxwell-Daleiden – Mortgage Loan Originator

👉 Stacey Grimes – Mortgage Loan Originator

Equal Housing Opportunity. All information deemed reliable but not guaranteed, and subject to change. Buyer to verify HOA Information, zoning, building, and permitting requirements with local authorities.

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Buyers • June 26, 2025

RV-Friendly Living in Port St. Joe: Discover Freedom & Flexibility on Florida’s Forgotten Coast, $129,900!

by Danielle Kemp
Land For Sale, 123 White Blossom Trail, Port St. Joe, FL 32456

Build the home of your dreams in Port St. Joe!

👉🔹 $129,900 Property Spotlight: 123 White Blossom Trail, Port St. Joe, FL 32456

 

 

 


Ready to Go – Build your Dream Home in Magnolia Bluff, your next Coastal Cottage Retreat!
4 Bed | 1 Bunk Room | 5 Bath | Heated & Cooled 2,493 Sq Ft | Porch & Carport 1,024 Sq Ft | Designed for Comfort, Convenience and Functionality!

A Buyer’s Guide to Coastal Living in the heart of Gulf County, Florida!

Welcome to Magnolia Bluff, a hidden gem along 👉 Florida’s Forgotten Coast. Tucked between Mexico Beach and Port St. Joe, this peaceful community offers a relaxed coastal lifestyle just steps from the Gulf. Whether you’re planning your forever home, a second getaway, or a smart long-term investment, Magnolia Bluff is the perfect blend of opportunity and ease.

This ready-to-build ¼-acre homesite presents a unique advantage: a pre-existing slab foundation, architectural plans, and survey data—meaning you can skip the delays and jump straight into your build. Located just 0.4 miles from public beach access, you’ll enjoy the convenience of a golf cart-friendly neighborhood close to local shops, dining, and boat ramps.

For those seeking a simplified path to construction, the seller is offering an optional pre-construction package in collaboration with a licensed builder and lender. Choose a turnkey build or manage the process independently—either way, the groundwork is already in place.

Located in a federally designated Opportunity Zone, the lot comes with potential tax benefits, increasing its appeal to investors.

Magnolia Bluff is more than a location—it’s a lifestyle. Spend your days scalloping in the bay, paddle-boarding in the calm Gulf waters, or relaxing on dog-friendly beaches. You’ll also be minutes from vibrant coastal communities like Mexico Beach, Port St. Joe, Cape San Blas, and St. George Island, all known for charming shops, local seafood, and a strong sense of community.

This is your chance to build in one of Gulf County’s most accessible and desirable neighborhoods.

RVs and 5th wheels may be stored on the property when housed in a garage, per HOA guidelines.

Garage Plans

🌴 HOA and Land Information

👉🔹National Flood Hazard Layer FIRMette – Magnolia Bluff

👉🔹Survey – 123 White Blossom Trail

👉🔹1 Magnolia Bluff HOA Articles of Incorporation-1

👉🔹2 Magnolia Bluff HOA BY-LAWS

👉🔹3 Magnolia Bluff HOA CC&Rs 05052015

👉🔹4 07-31-2020 CC&R Amendments filed w Gulf County

  • The lot is prepped & ready to build w/slab in place.
  • Plumbing paid = $90K
  • water fees paid =$8K
  • engineered plans by SEC =$12K
  • HOA $175/YR.
  • X Flood Zone.
  • No flood insurance is required.

🌴 Why Mexico Beach to Port St. Joe is a Great Place to LIVE

✅ Small-Town Coastal Charm
– Mexico Beach and Port St. Joe maintain their laid-back, Old Florida feel, far from the hustle of overdeveloped beach towns.

✅ Affordable Coastal Living
– Compared to other Florida beach destinations, home prices, insurance, and cost of living are still reasonable—especially for full-time residents and families.

✅ Safe & Welcoming Communities
– Low crime rates and friendly neighbors make it ideal for raising a family, retiring, or relocating.

✅ Beautiful Neighborhoods
– Options range from beachfront condos and cottages to newer subdivisions like WindMark Beach and Magnolia Bluff.

✅ Walkable & Golf Cart-Friendly Towns
– Whether you’re heading to dinner, the beach, or a local event, many areas are designed for relaxed, easy access.

💼 Why Mexico Beach to Port St. Joe is a Great Place to WORK

✅ Supportive Local Economy
– Active Chambers of Commerce in both Mexico Beach & Port St. Joe provide networking, business development, and relocation support.

✅ Entrepreneurial-Friendly Climate
– Local governments and organizations encourage small business startups and offer resources, including Opportunity Zone tax advantages.

✅ Remote Work Ready
– Fiber-optic internet is available in many communities, making it easy for remote professionals and digital nomads.

✅ Growth Potential
– As the area continues to recover and expand post-Hurricane Michael, there are strong long-term opportunities in real estate, construction, tourism, and hospitality.

🎣 Why Mexico Beach to Port St. Joe is a Great Place to PLAY

✅ Uncrowded, White-Sand Beaches
– Enjoy peaceful, dog-friendly beaches without the massive crowds found in larger destinations.

✅ Water Adventures Everywhere
– Kayaking, paddleboarding, fishing, snorkeling, and scalloping in St. Joseph Bay or the Gulf of Mexico.

✅ Local Marinas & Boat Ramps
– With easy access points like Port St. Joe Marina, Frank Pate Park, and Captains Cove Marina, you’re never far from open water.

✅ Parks, Trails & Outdoor Recreation
– Scenic trails, boardwalks, dog parks, and eco-preserves offer ample space to explore nature and stay active.

✅ Vibrant Events & Arts Scene
– Monthly farmers markets, local festivals, and art walks bring the community together year-round.

✅ Cultural & Historical Richness
– Enjoy museums, lighthouses, and local landmarks like Constitution Convention Museum State Park.

✅ Friendly, Walkable Town Centers
– Reid Avenue in Port St. Joe and downtown Mexico Beach offer shopping, live music, locally owned cafes, and fresh seafood markets.

⭐ BONUS: Local Resources That Make Life Easy

Nearby Boat Landings

Healthcare & Wellness
(Pharmacies, Doctors, Dermatology, Hospitals, Vets, Spa & Salons)

Dining & Local Eats
(Restaurants, Cafés, Bars, Ice Cream Shops, Pizza, Seafood)

Resources:
👉 GulfChamber.org
👉 The Forgotten Coast Events & Destinations
👉 Mexico Beach Events
👉 SaltAir Farmers Market
👉 Gulf County Property Appraiser
👉 Franklin County Property Appraiser
👉 Outdoor Recreation & Adventure THINGS TO DO
👉 PanamaCity.org
👉 VisitPanamaCityBeach.com 

RV Friendly Neighborhood, Port St. Joe ,Florida.

🌅💼🌊 Live, Work, Play! If you’re dreaming of a peaceful, connected life by the water—with room to grow a business or simply enjoy the outdoors—this slice of the Forgotten Coast is a hidden gem waiting for you.

Why Homeowners Choose Mexico Beach, St. Joe Beach, and Port St. Joe – Simple – Coastal Lifestyle!

Whether you’re a remote worker, retiree, or family looking for a fresh start on the Gulf, the Forgotten Coast delivers lasting value, natural beauty, and the kind of coastal charm you’ll never want to leave.

👉 Search Land In The Area Here
👉 Century 21 Ryan Realty, Danielle Kemp 📞 850‑896‑2487
👉 Maxwell-Daleiden – Mortgage Loan Originator – Specializing In New Construction

Equal Housing Opportunity. All information deemed reliable but not guaranteed, and subject to change. Buyer to verify HOA Information, zoning, building, and permitting requirements with local authorities.

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