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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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Buyers • Sellers • June 22, 2025

Windmark Beach | Forgotten Coast | Northwest Florida Realty

by Danielle Kemp
Windmark Beach

Luxury Coastal Living | A Complete Guide to WindMark Beach, Florida’s Forgotten Coast

WindMark Beach - Phase 1 
Explore WindMark Beach Phase 1, where only Phase 1 owners have exclusive access to their private beach house—complete with convenient owner parking and a beautifully appointed interior featuring a sparkling pool. While WindMark offers several community pools, this beach house and pool are reserved solely for Phase 1 residents.

Perfect for relaxing days by the water and gatherings with neighbors in a truly private setting.

Phase 1 Windmark Beach

WindMark Beach Community Overview

WindMark Beach, a master‑planned development by The St. Joe Company, unfolds in multiple phases. Phase 1 is thriving, while future phases will introduce additional homes, parks, trails, and public spaces celebrating Gulf Coast heritage.

 Residential Amenities

  • Owners-only Phase 1 amenities: private pool, clubhouse, and Bayfront dock access
  • Gated community
  • Golf cart-friendly streets for easy community navigation
  • Deeded access to St. Joseph Bay and private beach areas

 Recreation & Wellness

  • Town Center lagoon-style pool with splash pad
  • Fully equipped fitness center (cost)
  • Yoga studio and wellness programs (cost)
  • Kayak and paddleboard rentals on-site
  • Scenic boardwalks through coastal dunes
  • Dog park (phase 2) and pet-friendly walking paths
  • Bike and pedestrian trails connecting the entire community

 Shopping & Dining

  • Windmark Beach – The Mill – Bar, Lounge and Liquor Store
  • Boutique retail stores (Imperium Store) (update)
  • Windmark Beach Sunrise Cafe

Extra Activities

Walking club

Senior Center

Salon

Fresh Seafood Markets

Dr Office Ascention

Gulf Coast State College – Senior classes available

Blue Sky – charitable organization Summer vacations to

🔷 Key Amenities 

🔷 Live Music Venue – Outdoor Ampitheater – Big Venue Cornhole Competitions all summer long

Movies and outdoor concerts

🔷 (Community maps provided by The St. Joe Company are attached for reference.)

Outside

Live, Work, Play – Visit Gulf County

Senior Center 

Ascension – Urgent Care

Gulf Coast State College

Senior Classes Available

Salons

Fresh Seafood Market

Garden Club – Reid St.

Pharmacy – 2 available

Walkable streets, golf‑cart lanes, and mixed‑use storefronts let residents grab coffee, meet with the Chamber, or launch a kayak-all without leaving the neighborhood. Business owners appreciate flexible commercial zoning, while remote workers love the reliable fiber internet.

🔷 Exclusive Shopping & Dining – Restaurants & Night Life

From View on 98‘s Gulf‑front patio to the artisan bites at Bruno’s Pizza, WindMark’s eateries pair fresh coastal flavors with sunset views. Weekly Gulf County Farmers Markets (link via GulfChamber.org) showcase local produce and crafts.

🔷 The Forgotten Coast: Events & Destinations

Community Helpful Links
WindMark Beach   🔷 St. Joe Events
Mexico Beach 🔷 Mexico Beach Events
St. Joe Beach 🔷 Gulf County Tourism
Port St. Joe 🔷 SaltAir Market
Cape San Blas 🔷 Cape Events

Panama City Beach • Major 2025 Highlights

  • Gulf Coast Jam
  • Thunder Beach Fall Rally
  • Seabreeze Jazz Festival

(See 🔷 PanamaCity.org for a full event calendar.)

(See 🔷 VisitPanamaCityBeach.com for a full event calendar.)

🔷 Outdoor Recreation & Adventure – THINGS TO DO

Kayaking, paddle‑boarding, boating, shelling, scalloping, snorkeling-WindMark offers front‑door access to it all. Boardwalks wind through coastal dunes to dog‑friendly beaches, while St. Joseph Bay’s clear seagrass beds teem with marine life for anglers and snorkelers alike.

Bay Fest – 30a

Turtle Festival – yearly

Retirement Appeal

WindMark’s flat terrain and dedicated golf‑cart paths create effortless mobility. Add in low property taxes, a tight‑knit social scene, and top‑tier medical facilities in nearby Panama City, and you have the ultimate Gulf‑Coast retirement haven.

Proximity to Regional Attractions

  • 30-60 min+ → Panama City & Panama City Beach shopping & festivals
  • 20 min+ → T.H. Stone St. Joseph Peninsula State Park
  • 60 min+ → Econfina Creek Springs for kayaking
  • <2 hrs → Tallahassee International Airport

Real Estate Opportunities – Thriving

Beyond 510 WindMark Way, buyers can explore waterfront lots, townhomes, and new‑construction offerings across WindMark North and future phases. Validate parcel data through the 🔷 Gulf County Property Appraiser..

Investors Note: Short‑term rentals are allowed in select phases-ask your agent for cap‑rate projections and HOA guidelines.

Why Choose WindMark Beach?

WindMark isn’t just a neighborhood-it’s a lifestyle where coastal adventure meets small‑town charm. From sunrise paddle sessions to sunset concerts on the green, every day is framed by the Gulf’s emerald waters.

Call to Action

Ready to claim your slice of paradise and learn about other luxury listings around Northwest Florida? Call today!
Danielle Kemp | C21 Ryan Realty
Direct: 850‑896‑2487

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Buyers • Sellers • February 26, 2025

LUXURY Real Estate Market Overview for NW Florida

by Danielle Kemp
Luxurious gulf-front homes along Northwest Florida’s Emerald Coast, showcasing pristine beaches and turquoise waters from Destin to Dog Island. The scene captures the vibrant real estate market, where median prices range from $375K in Port St. Joe to $1.5M in Rosemary Beach, with luxury inventory up 15-35% since 2023 and homes lingering 50-90 days on market.

Luxury Real Estate market overview for Northwest Florida!

FREE MLS PROPERTY SEARCH HERE!

Spanning from Destin to Dog Island, including; Destin, Miramar Beach, Santa Rosa Beach, Seaside, Rosemary Beach, 30A (broader corridor), Panama City Beach, Mexico Beach, Port St. Joe, Cape San Blas, St. George Island, and Dog Island. This reflects trends as of February 26, 2025, with stats and luxury inventory insights woven in. The region’s market has shifted from the post-pandemic seller’s frenzy to a more balanced or buyer-leaning state. April remains a prime listing month—homes listed then historically sell faster and fetch up to 6% more, per regional data. Inventory is up, prices are stable or softening slightly, and luxury markets are seeing more options, giving buyers leverage.

    • Destin:

        • Median Sale Price: ~$650K (single-family), condos ~$450K-$500K; luxury $1M-$4M.
        • Days on Market: ~50 days, hinting at a buyer’s market per X sentiment.
        • Inventory: ~800 listings, up 25% year-over-year; luxury (~200 at $1M+) up 30%.
        • Luxury Trend: High-end condos and gulf-front homes linger unless unique (e.g., deepwater access); $2M+ properties often sit 6+ months.

    • Miramar Beach:

        • Median Sale Price: ~$600K, luxury condos and homes $1M-$3M.
        • Days on Market: ~55 days, slowing from 2022’s pace.
        • Inventory: ~500 listings, up 20% from 2023; luxury (~120 at $1M+) up 25%.
        • Luxury Trend: Resort-style properties and beachfront condos pile up, with negotiable prices on $1.5M+ listings.

    • Santa Rosa Beach:

        • Median Sale Price: ~$850K, beachfront luxury $2M+.
        • Days on Market: ~55 days, up from 40 in 2022.
        • Inventory: ~400 listings, luxury (~150 at $1M+) up 20% with new builds.
        • Luxury Trend: Gated community homes (e.g., The Retreat) see 5-10% price cuts on $2M+ properties as inventory grows.

    • Seaside:

        • Median Sale Price: ~$1.1M, luxury gulf-front $2M-$5M.
        • Days on Market: ~50-60 days, slower for premium homes.
        • Inventory: ~100-120 listings, luxury (~50 at $1M+) up 15% from 2023.
        • Luxury Trend: Iconic cottages hold value, but high-end inventory rises, with $3M+ homes needing standout features to sell.

    • Rosemary Beach (part of 30A):

        • Median Sale Price: ~$1.5M, luxury gulf-front $3M+.
        • Days on Market: ~60 days, up from 2022’s 35-40.
        • Inventory: ~80-100 listings, luxury (~40 at $1M+) up 20%.
        • Luxury Trend: Upscale homes sit longer unless priced sharp; cash buyers picky about architectural uniqueness.

    • 30A (Broader Corridor, including Seaside, Rosemary Beach, etc.):

        • Median Sale Price: ~$1.2M, gulf-front luxury $2M+.
        • Days on Market: ~45-60 days, varying by community.
        • Inventory: ~300 listings total, luxury (~180 at $1M+) up 25% since 2023.
        • Luxury Trend: Stock grows in WaterColor, Alys Beach; $1M+ homes face 6+ month waits unless exceptional.

    • Panama City Beach:

        • Median Sale Price: ~$454K, luxury gulf-front $1M-$6M.
        • Days on Market: ~60-70 days, tied to 1,875 listings.
        • Inventory: Condos lead (60%), luxury (~300 at $1M+) up 35% from 2022.
        • Luxury Trend: High-end condos (e.g., $1.45M En Soleil) and rare homes ($6.25M Hollywood Beach) linger as investors adjust.

    • Mexico Beach:

        • Median Sale Price: ~$400K-$450K, luxury gulf-front ~$800K+.
        • Days on Market: ~70-80 days, slower traffic.
        • Inventory: ~100-120 listings, luxury (~20 at $800K+) up 15%.
        • Luxury Trend: Post-hurricane rebuilds add stock, but thin buyer pool stretches timelines.

    • Port St. Joe:

        • Median Sale Price: ~$375K, luxury gulf-front ~$800K-$1M.
        • Days on Market: ~65 days, buyer-friendly.
        • Inventory: ~150 listings, luxury (~30 at $800K+) up 10%.
        • Luxury Trend: Modest high-end growth with Windmark Beach; demand slows behind supply.

    • Cape San Blas:

        • Median Sale Price: ~$600K, luxury gulf-front $1M-$2M.
        • Days on Market: ~75 days, premium pricing slows pace.
        • Inventory: ~80-100 listings, luxury (~25 at $1M+) up 20%.
        • Luxury Trend: $2M sales show demand, but growing inventory signals selective buyers.

    • St. George Island:

        • Median Sale Price: ~$700K, luxury estates $1.5M+.
        • Days on Market: ~80-90 days, exclusivity drives pace.
        • Inventory: ~60-70 listings, luxury (~20 at $1M+) up 15%.
        • Luxury Trend: Slight stock rise, low turnover keeps it seller-leaning; unique properties sell best.

    • Dog Island:

        • Median Sale Price: ~$300K-$500K for rare sales, luxury lots lower.
        • Days on Market: 100+ days, ultra-niche.
        • Inventory: <10 listings, luxury (~1-2 at $500K+) negligible.
        • Luxury Trend: Static, almost no movement—sales are outliers.

Market Snapshot: From Destin’s bustling luxury condo scene to Dog Island’s quiet rarity, Northwest Florida’s market is normalizing. Luxury inventory has surged 15-35% since 2023, especially along 30A, Destin, and Panama City Beach, where $1M+ homes often sit 6+ months unless priced aggressively or distinctive. Cash buyers dominate the high end, but they’re choosy—think gulf-front views or rare amenities. Spring 2025, particularly April, could heat up if rates drop, but for now, buyers have the upper hand.

Big picture: Northwest Florida’s market is normalizing after years of frenzy. Mortgage rates hovering higher than the 2021 lows have tempered sales volume, yet population growth and lifestyle appeal keep the engine humming. Sellers need realistic expectations—greed won’t fly—but buyers have room to haggle. Spring 2025, especially April, could be prime time to list or buy, depending on your angle. Stay sharp on trends—rates, inventory, and buyers needs.
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